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AIBU?

Share your dilemmas and get honest opinions from other Mumsnetters.

To buy a bomb site for £1.1 million?

190 replies

Losingmyusername · 05/07/2023 18:56

Just that really. 17th century, listed, 6 bedrooms and a self contained annex with 3 bedrooms (no bathroom or kitchen fitted and no floors).
It was occupied by squatters who have smashed all the windows. Significant damp issues in one room. Horrible interior fittings, and needs bathroom and kitchen fully remodelling, as its previous use was a hostel.
Asking price is £1.4, but I think the work is very substantial and I suspect the survey may show additional issues.
Would need planning permission/LBC for the refit and ideally would want to add a door to the garden.
I think we probably couldn't live in it for six months.
Can afford it if our current place sells for 650 and we get rental income from the annex and have my sister move in as well.
It would give space for all the kids and potential for then to live in the house when they're grown up and we live in the annex.
Only reason I'm even thinking about is because I realised the sums just add up if survey is ok and obviously if I keep my job. I picture being able to restore this local house to its former glory and am carried away with the idea of sweeping staircases and decorated ceilings (right now it has a shitty cheap staircase, no decor and that horrible chip wallpaper). I'm not great at DIY but my husband is and loves it. I already live in a listed building so have some idea what would typically be granted/refused and how to apply.
Am I an idiot to even think about putting an offer in?

OP posts:
Novemberoflastyear · 06/07/2023 09:19

NellyBarney · 05/07/2023 23:01

We did up a very unloved period house, 8 bed, Queen Anne. It needed gutting, collapsed floors, collapsed ceilings. We lived for 1 year in one room on site, no hot water, no heating, no kitchen. We had a toilet and a cold water sink. It was very dusty. After 1 year we got our bathrooms and bedrooms, after 2 years a kitchen. Still loads to do and it is hard knowing that for next decade every weekend/ annual leave is spend painting/repointing/gardening and of course constant saving for new roof, constant rotten window repairs etc. It was exciting painting the first room - but there are over 20 rooms and huge staircases/endless corridors, so I'm so fed up with painting, and there is still soooo much to paint. It is lovely though to live in a large old house but heating alone would bankrupt us so we hardly heat at all. If we'd heat the whole house to 20 degrees we'd pay about 15 to 20k/year at current prices. We only heat bedrooms and kitchen for 1 hour morning and 2 hour evenings to 16 degrees and pay about 2k for heating and 1k for electricity/year. I am not regretting it, but you need to be realistic about your budget before you start. Every survey on an old house will miss things and there are always unexpected things that creep up.

Just why?! We live in a 400 yr old cottage which is currently being pretty much rebuilt, the stress and expense is huge but at least I know at the end of it I'll hopefully have a warm, cosy home to live in. Just don't understand why anyone would want an enormous house that was freezing cold most of the time, baffles me.

NellyBarney · 06/07/2023 10:07

@Novemberoflastyear luckily we don't mind the cold as a family. We also have woodburning stoves in almost every room. We bought it because it was the only house apart from a Barrat box that we could get during the pandemic exodus into the countryside. Every half decent cottage and farmhouse went to bidding war in the West Country. Our house looked such a scary proposal to everyone that it had been on the market for years and didn't even sell at auction. We thought as we could get it for the price of a 2 bed bungalow, we might as well give it a go and see how far our money goes. It's grade 2 star listed, too, so that put off a lot as everything goes through Historic England, like at grade 1. We are pretty happy though but it definitely impacts our lifestyle and I would warn people that DIY and decorating gets pretty boring if done for years on end and the maintenance never stops.

Woofappreciationday · 06/07/2023 10:10

We are close to Milton Keynes @Losingmyusername so if you want my dad to come and walk around with you on a viewing and give you a better idea of a proper budget for refurbishment let me know... i can arrange that. He has nearly 50 years experience in construction industry working on building refurbishments/ new buildings/ listed buildings etc.

JMSA · 06/07/2023 10:18

Unless you are significantly more well-off than the cost of the house itself, forget about it.

ReachForTheMars · 06/07/2023 10:24

ifyou can * just *afford it then I dont think you can really afford it in a way that makes life enjoyable and gives you choices.

CatherinedeBourgh · 06/07/2023 10:29

I'm a sucker for a project and would totally take that on (have done equivalent twice!).

I would renovate the annex and live there while taking my time with the big house.

I do all the work myself, so it takes time, but even with a huge team of builders you are looking at over a year to do the big house, and probably well over 500k to do it to a decent standard. If you can do it slower and do a significant amount of work yourselves you can bring that number down a lot.

If you need to rent out the annex to make the numbers work I think you'll struggle.

Zhougzhoug · 06/07/2023 10:41

We just spent £40k doing up a listed Victorian terrace that “hardly needed anything doing to it” 🤪

Hibiscrubbed · 06/07/2023 11:27

My house was not a bomb site, but to renovate it cost over a million.

Be realistic about how much work will cost to get it together. It will be a time and money pit, especially with listing limitations applied.

SpanglySpaniels · 06/07/2023 14:45

Hibiscrubbed · 06/07/2023 11:27

My house was not a bomb site, but to renovate it cost over a million.

Be realistic about how much work will cost to get it together. It will be a time and money pit, especially with listing limitations applied.

Same here. Perfectly habitable and I’ve never added up the total, for the sake of my own sanity. But I reckon we wouldn’t have got much change from 800k.

Being handed a bill for the cost of a family holiday because some specialist workmen who have travelled from Wiltshire have spent four days doing something you don’t really understand to some drains you never knew you had is a special kind of sadness.

Mirabai · 06/07/2023 14:52

NellyBarney · 05/07/2023 23:01

We did up a very unloved period house, 8 bed, Queen Anne. It needed gutting, collapsed floors, collapsed ceilings. We lived for 1 year in one room on site, no hot water, no heating, no kitchen. We had a toilet and a cold water sink. It was very dusty. After 1 year we got our bathrooms and bedrooms, after 2 years a kitchen. Still loads to do and it is hard knowing that for next decade every weekend/ annual leave is spend painting/repointing/gardening and of course constant saving for new roof, constant rotten window repairs etc. It was exciting painting the first room - but there are over 20 rooms and huge staircases/endless corridors, so I'm so fed up with painting, and there is still soooo much to paint. It is lovely though to live in a large old house but heating alone would bankrupt us so we hardly heat at all. If we'd heat the whole house to 20 degrees we'd pay about 15 to 20k/year at current prices. We only heat bedrooms and kitchen for 1 hour morning and 2 hour evenings to 16 degrees and pay about 2k for heating and 1k for electricity/year. I am not regretting it, but you need to be realistic about your budget before you start. Every survey on an old house will miss things and there are always unexpected things that creep up.

I love old buildings and would love nothing more to restore a Queen Anne house - but not if I couldn’t afford to heat it or renovate it within a reasonable timeframe - what’s the point?

NellyBarney · 06/07/2023 17:33

@Mirabai someone has to renovate it, otherwise these beautiful old buildings would collapse. It takes a long time if you do it properly as everything needs to be done by hand, and I never heard of anyone, including the royal family, who had enough money to do it all in 1 go, and you need to repaint and do spot repairs externally every other year just for maintenance. And then there are the gardens. As an example, we had 3 joiners working for us exclusively, often 50 hours weeks, for 2 years just to restore the windows (all 45 of them), the floors, the doors, and the wall panelling. The wall panelling in the drawing room alone took 4 months to make and install, and another 6 weeks to decorate and install a copy of the original chinoiserie wallpaper, which was printed bespoke to fit the panels. All this after it took 4 lime experts 2 months to repair the lath ceiling and to redraw the plaster covings by hand. All that after another 4 months to repair joists, repoint the walls, lay new floorboards, restore windows and fix secondary glazing, and to open up and repair and line the 2 chimneys (15m high, from lower groundfloor, there are 15 chimney chambers and fireplaces all together, every single one needed significant work). This one room alone cost about 80k to restore. There are 25 rooms in total, admittingly many are much smaller, but then you have extra costs for bathrooms and kitchen, and of course repointing and electrics. We had 5 miles of cables put down in the house, there are 7 wifi router outlets, there are 8 different heating zones, 2 boilers, 1 heatpump, underfloor heating in the kitchen and about 35 massive 6-column radiators. Even Buckingham Palace has a timeframe of 10 years for repairs, but I bet it will take 20, and the royals are turning the heating down. It's a labour of love to renovate an old property, and you will never (or should never) put the heating on 24 hours/day to 21 degrees. These houses were built to be heated 1 room at a time, and that's what we try to do. We heat the kitchen when we are in, we heat the bedrooms for 1 hour before getting up and before going to bed. We sit in front of a fire in the snug. Drawing rooms are summer rooms, we don't heat them in the winter, nor do we heat our 13m high, 30 square meter big entrance hall and side hall - that would just be like burning 10 pound notes. I wouldn't do it if I was a billionaire. There is always a warm room, but most of the house is about 13 or even 10 degrees in winter (the heating comes on when it goes below 10 degrees to prevent frost damage). The boilers are so strong though, and the heating zones so small, that it takes minutes to heat up a room when you need to.

moortownplumber · 06/07/2023 18:03

First world problems

doingthehokeykokey · 06/07/2023 18:08

moortownplumber · 06/07/2023 18:03

First world problems

Er yeah, we are in the first world. Your point?

Novemberoflastyear · 06/07/2023 18:11

NellyBarney · 06/07/2023 17:33

@Mirabai someone has to renovate it, otherwise these beautiful old buildings would collapse. It takes a long time if you do it properly as everything needs to be done by hand, and I never heard of anyone, including the royal family, who had enough money to do it all in 1 go, and you need to repaint and do spot repairs externally every other year just for maintenance. And then there are the gardens. As an example, we had 3 joiners working for us exclusively, often 50 hours weeks, for 2 years just to restore the windows (all 45 of them), the floors, the doors, and the wall panelling. The wall panelling in the drawing room alone took 4 months to make and install, and another 6 weeks to decorate and install a copy of the original chinoiserie wallpaper, which was printed bespoke to fit the panels. All this after it took 4 lime experts 2 months to repair the lath ceiling and to redraw the plaster covings by hand. All that after another 4 months to repair joists, repoint the walls, lay new floorboards, restore windows and fix secondary glazing, and to open up and repair and line the 2 chimneys (15m high, from lower groundfloor, there are 15 chimney chambers and fireplaces all together, every single one needed significant work). This one room alone cost about 80k to restore. There are 25 rooms in total, admittingly many are much smaller, but then you have extra costs for bathrooms and kitchen, and of course repointing and electrics. We had 5 miles of cables put down in the house, there are 7 wifi router outlets, there are 8 different heating zones, 2 boilers, 1 heatpump, underfloor heating in the kitchen and about 35 massive 6-column radiators. Even Buckingham Palace has a timeframe of 10 years for repairs, but I bet it will take 20, and the royals are turning the heating down. It's a labour of love to renovate an old property, and you will never (or should never) put the heating on 24 hours/day to 21 degrees. These houses were built to be heated 1 room at a time, and that's what we try to do. We heat the kitchen when we are in, we heat the bedrooms for 1 hour before getting up and before going to bed. We sit in front of a fire in the snug. Drawing rooms are summer rooms, we don't heat them in the winter, nor do we heat our 13m high, 30 square meter big entrance hall and side hall - that would just be like burning 10 pound notes. I wouldn't do it if I was a billionaire. There is always a warm room, but most of the house is about 13 or even 10 degrees in winter (the heating comes on when it goes below 10 degrees to prevent frost damage). The boilers are so strong though, and the heating zones so small, that it takes minutes to heat up a room when you need to.

But why do you want/need 25 rooms?? Honestly it's baffling. I live in a listed property with a few little rooms like most people. I'm utterly baffled why anyone would need or want what sounds like a stately home. How many of you live there? I just cannot see the point.

Your point about heating is wrong, you shouldn't leave rooms completely cold or they will become damp.

Georgyporky · 06/07/2023 19:08

I would suggest you employ a professional Project Manager.
It's bad enough trying to organise a chippie, leccy & plumber for a simple job in a modern 3-bed semi !

Mashedstrawberries · 06/07/2023 19:21

I live in a teeny 17th century cottage with a thatched roof that is chaos and a money pit! But I adore it and if I ever have the money to move, I’d buy another old house. Unfortunately we don’t have much money and finding the cash for the upkeep of this house is really tough.

Im sad to read other people saying ‘if it wasn’t listed knock it down’, people love such houses because they are pieces of living history. If you have the time, effort and money to own an old house then go for it. But do it for the love of it, because they’re not easy to own.

Hibiscrubbed · 06/07/2023 20:16

Novemberoflastyear · 06/07/2023 18:11

But why do you want/need 25 rooms?? Honestly it's baffling. I live in a listed property with a few little rooms like most people. I'm utterly baffled why anyone would need or want what sounds like a stately home. How many of you live there? I just cannot see the point.

Your point about heating is wrong, you shouldn't leave rooms completely cold or they will become damp.

You don’t understand why someone would like to live in a huge stately home that they could renovate and make their own?

doingthehokeykokey · 06/07/2023 20:40

NellyBarney · 06/07/2023 17:33

@Mirabai someone has to renovate it, otherwise these beautiful old buildings would collapse. It takes a long time if you do it properly as everything needs to be done by hand, and I never heard of anyone, including the royal family, who had enough money to do it all in 1 go, and you need to repaint and do spot repairs externally every other year just for maintenance. And then there are the gardens. As an example, we had 3 joiners working for us exclusively, often 50 hours weeks, for 2 years just to restore the windows (all 45 of them), the floors, the doors, and the wall panelling. The wall panelling in the drawing room alone took 4 months to make and install, and another 6 weeks to decorate and install a copy of the original chinoiserie wallpaper, which was printed bespoke to fit the panels. All this after it took 4 lime experts 2 months to repair the lath ceiling and to redraw the plaster covings by hand. All that after another 4 months to repair joists, repoint the walls, lay new floorboards, restore windows and fix secondary glazing, and to open up and repair and line the 2 chimneys (15m high, from lower groundfloor, there are 15 chimney chambers and fireplaces all together, every single one needed significant work). This one room alone cost about 80k to restore. There are 25 rooms in total, admittingly many are much smaller, but then you have extra costs for bathrooms and kitchen, and of course repointing and electrics. We had 5 miles of cables put down in the house, there are 7 wifi router outlets, there are 8 different heating zones, 2 boilers, 1 heatpump, underfloor heating in the kitchen and about 35 massive 6-column radiators. Even Buckingham Palace has a timeframe of 10 years for repairs, but I bet it will take 20, and the royals are turning the heating down. It's a labour of love to renovate an old property, and you will never (or should never) put the heating on 24 hours/day to 21 degrees. These houses were built to be heated 1 room at a time, and that's what we try to do. We heat the kitchen when we are in, we heat the bedrooms for 1 hour before getting up and before going to bed. We sit in front of a fire in the snug. Drawing rooms are summer rooms, we don't heat them in the winter, nor do we heat our 13m high, 30 square meter big entrance hall and side hall - that would just be like burning 10 pound notes. I wouldn't do it if I was a billionaire. There is always a warm room, but most of the house is about 13 or even 10 degrees in winter (the heating comes on when it goes below 10 degrees to prevent frost damage). The boilers are so strong though, and the heating zones so small, that it takes minutes to heat up a room when you need to.

Sounds amazing. Can you post a pic?! <nosey>

Does the 25 rooms include bathrooms? I need a sense of scale so I can quantify my jealousy 😁

Novemberoflastyear · 06/07/2023 20:45

Hibiscrubbed · 06/07/2023 20:16

You don’t understand why someone would like to live in a huge stately home that they could renovate and make their own?

No, I totally don't, hence my asking...

Bugbabe1970 · 06/07/2023 21:59

It's stressing me out planning my new kitchen
This would be an absolute stressful nightmare for me

wellstopdoingitthen · 06/07/2023 22:06

i have not had a chance to read the full thread so apologies if it’s already been suggested.
Can you afford to hire a project manager? A good pm can save you lots of hassle & stress.

spriggit · 06/07/2023 22:07

We bought an 8 bedroom 17 th century house split into 3. The biggest problem we have is getting builders to do the work! No one is interested in doing individual jobs. They just want us to do the whole thing at once which we can't afford. It's resulting in them coming to look then buggering off and never even giving us a quote. One builder came out march 2022 and agreed to start work march 2023. We contacted him Jan 2023 to ask the exact date he would start and he said" too busy, it will be 2024 now!". I dream of winning the lottery and letting them see someone else getting the work.

ManyATrueWord · 06/07/2023 22:15

This is my dream house, a grade 2 listed vicarage that has been gutted on the inside.

Fortunately I realised long ago that I don't like housework and I hate gardening, so no big properties for us unless we get so rich we can afford a staff too.

ReadingSoManyThreads · 06/07/2023 22:47

spriggit · 06/07/2023 22:07

We bought an 8 bedroom 17 th century house split into 3. The biggest problem we have is getting builders to do the work! No one is interested in doing individual jobs. They just want us to do the whole thing at once which we can't afford. It's resulting in them coming to look then buggering off and never even giving us a quote. One builder came out march 2022 and agreed to start work march 2023. We contacted him Jan 2023 to ask the exact date he would start and he said" too busy, it will be 2024 now!". I dream of winning the lottery and letting them see someone else getting the work.

We have this problem with renovating our house and I'm at the point where I DETEST trades wasting my precious time by coming round spending an hour or more talking things through then never hearing from them again. So fucking sick of it. Finally, after years of being let down, I've found a decent set of trades, each one recommended the other trade, who WILL do some jobs so that we can continue doing our house one room at a time, which is all we can manage to do both financially and with having to live in the house.

anon666 · 06/07/2023 23:39

Unless you are very well off, it will be a stressful money pit.